My wife and I are purchasing a 3 bedroom flat in Pentyrch with a mortgage. We wish to retain our Pentyrch lawyer, but the mortgage company advise she’s not on their "panel". It seems we have little choice but to select one of the bank panel conveyancing practices or retain our Pentyrch conveyancing practitioner and pay for one of their panel firms to act for them. This feels very unfair; is there anything we can do?
Unfortunately,no. The mortgage offered to you is subject to its terms and conditions, one of which will be that lawyers will on the bank’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. Another option that might be available is for your Pentyrch conveyancing solicitor to apply to be on the conveyancing panel.
I used Action Conveyancing a few years past for my conveyancing in Pentyrch. Now, I need the files however the law firm is no longer operating. What do I do?
Do call the Solicitors Regulatory Authority (SRA) to assist in tracking down your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Pentyrch of the conveyancing firm of solicitors you previously hired, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
How does conveyancing in Pentyrch differ for new build properties?
Most buyers of new build property in Pentyrch come to us having been asked by the seller to sign contracts and commit to the purchase even before the premises is ready to move into. This is because house builders in Pentyrch tend to purchase the land, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct property lawyers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Pentyrch or who has acted in the same development.
Due to the input of my in-laws I had a survey completed on a property in Pentyrch in advance of retaining solicitors. I have been informed that there is a flying freehold aspect to the property. Our surveyor advised that some lenders will not issue a loan on a flying freehold home.
It varies from the lender to lender. HSBC has different requirements from Birmingham Midshires. Should you wish to call us we can investigate further with the relevant lender. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Pentyrch. Conveyancing will be smoother if you use a solicitor in Pentyrch especially if they are familiar with such properties in Pentyrch.
I’m about to sell my ground floor apartment in Pentyrch. Conveyancing has not commenced, however I have just had a quarterly maintenance charge invoice – what should I do?
It best that you discharge the maintenance contribution as usual as all rents and service charges should be apportioned on completion, so you should recover the relevant percentage by the purchaser for the period running from after the completion date to the subsequent invoice date. Most managing agents will not acknowledge the buyer until the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. This will smooth the conveyancing process.
I own a leasehold flat in Pentyrch, conveyancing was carried out 7 years ago. Can you work out an approximate cost of a lease extension? Comparable flats in Pentyrch with a long lease are worth £180,000. The ground rent is £65 levied per year. The lease comes to an end on 21st October 2083
With 59 years left to run we estimate the premium for your lease extension to range between £20,900 and £24,200 plus costs.
The figure that we have given is a general guide to costs for extending a lease, but we are not able to supply a more accurate figure in the absence of detailed investigations. Do not use this information in tribunal or court proceedings. There may be additional issues that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. Neither should you take any other action placing reliance on this information before getting professional advice.
What type of property do your Pentyrch conveyancing quotes relate to?
The quotes issued are only relevant to standard domestic homes in England & Wales. Where you have any different requirements for example industrial or agricultural land or commercial conveyancing in Pentyrch please telephone us to discuss your requirements .